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<,FORN'P City Council Staff Report
February 23, 2021
Agenda Item No. 14
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Seimone Jurjis, Community Development Director - 949-644-3232,
sjurjis@newportbeachca.gov
PREPARED BY: Jim Campbell, Deputy Community Development Director,
jcampbell@newportbeachca.gov
PHONE: 949-644-3210
TITLE: Planning Commission Agenda Report for February 18, 2021
ITEM NO. 1 MINUTES OF JANUARY 21, 2021
SUMMARY: Review and approval of the minutes from the January 21, 2021, meeting of the
Planning Commission.
The Planning Commission considered the draft minutes and suggested edits
approved the edited minutes by the following vote.
AYES:
Ellmore, Klaustermeier, Koetting, Lowrey, Rosene, and Weigand
NOES:
None
ABSENT:
Kleiman
ABSTAIN:
None
ACTION: Approved as amended.
DISCUSSION ITEMS
ITEM NO. 2 CIRCULATION ELEMENT UPDATE STATUS REPORT
SUMMARY: A brief status report on the update of the General Plan Circulation Element.
ACTION: None.
PUBLIC HEARING ITEMS:
ITEM NO. 3 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249)
Site Location: 2510 And 2530 West Coast Highway
SUMMARY: The proposed project will replace an existing marine sales facility with a mixed-use
development consisting of 35 residential dwelling units, and an 11,266 square -foot
boutique auto showroom. The residential component will consist of 10 studio units,
16 one -bedroom units and 9 two-bedroom units. Three of the units will be set aside
for workforce housing and made affordable to very -low income households. The
commercial component of the project will consist of an 8,741 square -foot auto
showroom, with a 1,484 square -foot mezzanine and a 750 square -foot office
space.
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Planning Commission Agenda Report for February 18, 2021
February 23, 2021
Page 2
The Planning Commission conducted a public hearing and approved the project
as recommended with one added condition of approval.
AYES:
Ellmore, Klaustermeier, Koetting, Lowrey, and Rosene
NOES:
Weigand
ABSENT:
Kleiman
ABSTAIN:
None
ACTION: Approved as amended.
ITEM NO. 4 BENIHANA DINING ROOM EXPANSION (PA2019-258)
Site Location: 4250 Birch Street
SUMMARY: An expansion of an existing 8,260 -square -foot restaurant to include an additional
615 -square -foot dining room. This expansion requests the modification of the
required parking rate on site, from one space per 40 square feet of net public area
to one space per 50 square feet of net public area. The restaurant proposes to
continue an existing Type 47 (On -Sale General Eating Place) Alcoholic Beverage
Control (ABC) License. No late hours or live entertainment are proposed.
ACTION: None, as the item was removed from calendar.
ITEM NO. 5 AT&T CAMBELBACK TELECOM UPGRADE (PA2020-152)
Site Location: 1111 Camelback Street
SUMMARY: The Applicant proposes a conditional use permit to modify and upgrade an existing
wireless facility with improvements that are over the maximum height limit. The
existing wireless facility is unscreened and located on top of the mini -storage building.
Upgraded antennas would be installed at a lower height and relocated behind a new
screen wall that exceeds the maximum height limit by 3 feet, 5 inches. The total height
of the project is 35 feet, 5 inches, including the building and the top of the new
screening.
The Planning Commission conducted a public hearing approved the project as
recommended.
AYES:
Ellmore, Klaustermeier, Koetting, Lowrey, Rosene, and Weigand
NOES:
None
ABSENT:
Kleiman
ABSTAIN:
None
ACTION: Approved.
ITEM NO. 6 SUPERIOR AVENUE PEDESTRIAN AND BICYCLE BRIDGE, PARKING LOT
AND RECREATION AREA PROJECT APPEAL (PA2019-014)
Site Location: Bridge to span Superior Avenue north of West Coast Highway
Intersection — Parking lot and recreation area at northeast corner of
intersection and bounded by West Coast Highway, Superior Avenue, Hoag
Lower Campus and Sunset View Park
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Planning Commission Agenda Report for February 18, 2021
February 23, 2021
Page 3
SUMMARY: An appeal of the Zoning Administrator's decision on December 10, 2020, to approve
a coastal development permit allowing the demolition of the existing surface parking
lot and the construction of a new 128 -space surface parking lot, with
pedestrian/bicycle concrete bridge over Superior Avenue. The proposed bridge
includes a staircase from the bridge down to the corner of Superior Avenue and West
Coast Highway, and open space improvements to upper Sunset View Park. The
project would include earthwork, grading, retaining walls, and landscaping
improvements. The project includes retaining walls that exceed the 8 -foot maximum
height permitted by Newport Beach Municipal Code Title 21 (Local Coastal Program
Implementation Plan). As such, the project includes a request for relief from this
Newport Beach Municipal Code Title 21 development standard, pursuant to Section
21.52.030. The project complies with all other applicable development standards.
The Planning Commission opened the public hearing and continued this item to
March 4, 2021.
AYES:
Ellmore, Klaustermeier, Koetting, Lowrey, Rosene, and Weigand
NOES:
None
ABSENT:
Kleiman
ABSTAIN:
None
ACTION: Application continued to the March 4, 2021, regular Planning Commission meeting.
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February 23, 2021
Agenda Item No. 14
NEWPORT BEACH PLANNING COMMISSION AGENDA
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
THURSDAY, FEBRUARY 18, 2021
REGULAR MEETING — 6:30 P.M.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. PUBLIC COMMENTS
Public comments are invited on non -agenda items generally considered to be within the subject matter jurisdiction
of the Planning Commission. Speakers must limit comments to three (3) minutes. Before speaking, please state
your name for the record and print your name on the blue forms provided at the podium.
Please call 949-270-8165 during the meeting to provide public comments on non -agenda items.
V. REQUEST FOR CONTINUANCES
VI. CONSENT ITEMS
ITEM NO. 1 MINUTES OF JANUARY 21, 2021
To comment on this item during the meeting, please call 949-270-8165.
Recommended Action: Approve and file.
VII. DISCUSSION ITEMS
ITEM NO. 2 CIRCULATION ELEMENT UPDATE STATUS REPORT
To comment on this item during the meeting, please call 949-270-8165.
Summary:
A brief status report on the update of the General Plan Circulation Element.
Recommendation: Receive and file.
VIII. PUBLIC HEARING ITEMS
Speakers must limit comments to three (3) minutes on all items. Before speaking, please state your name for
the record and print your name on the blue forms provided at the podium.
If in the future, you wish to challenge in court any of the matters on this agenda for which a public hearing is
to be conducted, you may be limited to raising only those issues, which you (or someone else) raised orally at
the public hearing or in written correspondence received by the City at or before the hearing.
ITEM NO. 3 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249)
Site Location: 2510 And 2530 West Coast Highway
To comment on this item during the meeting, please call 949-270-8165.
Summary:
The proposed project will replace an existing marine sales facility with a mixed-use development
consisting of 35 residential dwelling units, and an 11,266 square -foot boutique auto showroom. The
residential component will consist of 10 studio units, 16 one -bedroom units and 9 two-bedroom units.
Three of the units will be set aside for workforce housing and made affordable to low income
households. The commercial component of the project will consist of an 8,741 square -foot auto
showroom, with a 1,484 square -foot mezzanine and a 750 square -foot office space.
1 of 3
Planning Commission Regular Meeting Agenda
February 18, 2021
Recommended Action:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 under Class 32 (in -fill Development Projects) of the CEQA Guidelines, because it
has no potential to have a significant effect on the environment; and
3. Adopt Resolution No. PC2021-001 approving Coastal Development Review CD2019-062,
Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and
Tentative Parcel Map No. NP2020-013 (Attachment No. PC 1).
ITEM NO. 4 BENIHANA DINING ROOM EXPANSION (PA2019-258)
Site Location: 4250 Birch Street
To comment on this item during the meeting, please call 949-270-8165.
Summary:
An expansion of an existing 8,260 -square -foot restaurant to include an additional 615 -square -foot dining
room. This expansion requests the modification of the required parking rate on site, from one space per
40 square feet of net public area to one space per 50 square feet of net public area. The restaurant
proposes to continue an existing Type 47 (On -Sale General Eating Place) Alcoholic Beverage Control
(ABC) License. No late hours or live entertainment are proposed.
Recommended Action: Removed from calendar.
ITEM NO. 5 AT&T CAMELBACK TELECOM UPGRADE (PA2020-152)
Site Location: 1111 Camelback Street
To comment on this item during the meeting, please call 949-270-8165.
Summary:
The Applicant proposes a conditional use permit to modify and upgrade an existing wireless facility with
improvements that are over the maximum height limit. The existing wireless facility is unscreened and
located on top of the mini -storage building. Upgraded antennas would be installed at a lower height and
relocated behind a new screen wall that exceeds the maximum height limit by 3 feet, 5 inches. The total
height of the project is 35 feet, 5 inches, including the building and the top of the new screening.
Recommended Action:
1. Conduct a public hearing;
2. Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures)
of the CEQA Guidelines, because it has no potential to have a significant effect on the
environment and the exceptions to this exception do not apply; and
3. Adopt Resolution No. PC2021-004 approving Conditional Use Permit no. UP2020-132
(Attachment No. PC1).
2 of 3
Planning Commission Regular Meeting Agenda
February 18, 2021
ITEM NO. 6 SUPERIOR AVENUE PEDESTRIAN AND BICYCLE BRIDGE, PARKING LOT AND
RECREATION AREA PROJECT APPEAL (PA2019-014)
Site Location: Bridge to span Superior Avenue north of West Coast Highway Intersection
— Parking lot and recreation area at northeast corner of intersection and bounded by West
Coast Highway, Superior Avenue, Hoag Lower Campus and Sunset View Park
To comment on this item during the meeting, please call 949-270-8165.
Summary:
An appeal of the Zoning Administrator's decision on December 10, 2020, to approve a coastal
development permit and mitigated negative declaration allowing the demolition of the existing surface
parking lot and the construction of a new 128 -space surface parking lot, with pedestrian/bicycle concrete
bridge over Superior Avenue. The proposed bridge includes a staircase from the bridge down to the corner
of Superior Avenue and West Coast Highway, and open space improvements to upper Sunset View Park.
The project would include earthwork, grading, retaining walls, and landscaping improvements. The project
includes retaining walls that exceed the 8 -foot maximum height permitted by Newport Beach Municipal
Code Title 21 (Local Coastal Program Implementation Plan). As such, the project includes a request for
relief from this Newport Beach Municipal Code Title 21 development standard, pursuant to Section
21.52.030. The project complies with all other applicable development standards.
Recommended Action: Continue to the March 4, 2021, regular Planning Commission meeting.
IX. STAFF AND COMMISSIONER ITEMS
ITEM NO. 5 MOTION FOR RECONSIDERATION
ITEM NO. 6 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS
WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE
AGENDA.
ITEM NO. 7 REQUESTS FOR EXCUSED ABSENCES
X. ADJOURNMENT
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